HomeMy WebLinkAboutAnalysisANALYSIS FOR LAND USE CHANGE REQUEST
1400 NW 27 AVENUE
Application No. 09-06
File ID 09-00027lu
REQUEST
The proposal is for a change to the 2020 Future Land Use Map of the Miami Comprehensive
Neighborhood Plan from "Duplex Residential" to "Restricted Commercial". (A complete legal
description is on file at the Hearing Boards Office).
FUTURE LAND USE
Miami Comprehensive Neighborhood Plan (MCNP) Policy LU -1.6.1 establishes future land use
categories according to the 2020 Future Land Use Map and the "Interpretation of the Future
Land Use Map."
The "Duplex Residential" designation allows residential structures of up to two dwelling units
each to a maximum density of 18 dwelling units per acre, subject to the detailed provisions of
the applicable land development regulations and the maintenance of required levels of service
for facilities and services included in the City's adopted concurrency management requirements.
Community based residential facilities (14 clients or less, not including drug, alcohol or correc-
tional rehabilitation facilities) also will be allowed pursuant to applicable state law. Places of
worship, primary and secondary schools, child day care centers and adult day care centers are
permissible in suitable locations within duplex residential areas.
Professional offices, tourist and guest homes, museums, and private clubs or lodges are al-
lowed only in contributing structures within historic sites or historic districts that have been des-
ignated by the Historical and Environmental Preservation Board and are in suitable locations
within duplex residential areas, pursuant to applicable land development regulations and the
maintenance of required levels of service for such uses. Density and intensity limitations for said
uses shall be restricted to those of the contributing structure(s).
The "Restricted Commercial" designation allows residential uses (except rescue missions) to a
maximum density equivalent to "High Density Multifamily Residential" subject to the same limit-
ing conditions and a finding by the Planning Director that the proposed site's proximity to other
residentially zoned property makes it a logical extension or continuation of existing residential
development and that adequate services and amenities exist in the adjacent area to accommo-
date the needs of potential residents; any activity included in the "Office" designation as well as
commercial activities that generally serve the daily retailing and service needs of the public, typ-
ically requiring easy access by personal auto, and often located along arterial or collector road-
ways, which include: general retailing, personal and professional services, real estate, banking
and other financial services, restaurants, saloons and cafes, general entertainment facilities,
private clubs and recreation facilities, major sports and exhibition or entertainment facilities and
other commercial activities whose scale and land use impacts are similar in nature to those
uses described above, places of worship, and primary and secondary schools. This category
also includes commercial marinas and living quarters on vessels as permissible.
The nonresidential portions of developments within areas designated as "Restricted Commer-
cial" that are not located within the Urban Central Business District or Regional Activity Center
allow a maximum floor area ratio (FAR) of 1.72 times the gross lot area of the subject property;
such FAR may be increased upon compliance with the detailed provisions of the applicable land
development regulations; however, may not exceed a total FAR of 3.0 times the gross lot area
of the subject property. Properties designated as "Restricted Commercial" within the Urban
Central Business District or Regional Activity Centers are allowed an FAR of 10.0 times the
gross lot area of the subject property.
All such uses and mixes of uses shall be subject to the detailed provisions of the applicable land
development regulations and the maintenance of required levels of service for facilities and ser-
vices included in the City's adopted concurrency management requirements.
DISCUSSION
The subject area consists of one parcel comprising of approximately 0.25 acres. It is located on
the north side of the block fronting NW 14th Street. The parcel is additionally located within the
block bounded by NW 27th Avenue to the east and NW 29th Avenue to the west. It is the second
parcel from the east. The site is currently designated "Duplex Residential". The properties to
the directly adjacent to the subject property on the north, east, and west are designated
"Restricted Commercial". There are two properties directly to the south on the opposite side of
NW 14th Street. The eastern property is designated "Restricted Commercial" and the western
property is designated "Duplex Residential". The subject site is in the Flagami NET area.
ANALYSIS
The Planning Department is recommending APPROVAL of the application as presented
based on the following findings:
• The parcel is surrounded on the north, east, west, and southeast by "Restricted
Commercial" future land uses. The requested change will allow this property to become
compatible and consistent with the surrounding properties.
The "Duplex Residential" category allows residential structure to a maximum density of
18 dwelling units per acre. The requested "Restricted Commercial" category allows to
a maximum density equivalent to "High Density Multifamily Residential" which in this
case is 150 dwelling units per acre, as well as commercial activities that generally serve
the daily retailing and service needs of the public. This flexibility in uses is in scale with
the surrounding Restricted Commercial properties.
Land Use Goal LU -1:(3) encourages the city to promote and facilitate economic
development and the growth of job opportunities in the city. Allowing commercial
activities to occur on this site will facilitate the expansion of businesses creating more
opportunities for job creation.
Land Use Objective LU -1.3 indicates the city will encourage commercial, office, and
industrial development within existing areas. Current activities at this location are
consistent with Restricted Commercial uses.
Land Use Goal LU -1 (5) promotes the efficient use of land and minimizes land use
conflicts. A change to Restricted Commercial is a logical extension of that category at
this location and would minimize the conflict of having a "Duplex Residential" property
wedged between two "Restricted Commercial" properties.
2
• Land Use Policy 1.1.1 provides that new development or redevelopment that results in
an increase in density or intensity of land use shall be contingent upon availability of
public facilities and services that meet or exceed the minimum LOS standards adopted
in the Capital Improvement Element.
These findings support the position that the Future Land Use Map at this location should be
changed.
CONCURRENCY MANAGEMENT ANALYSIS
CITY OF MIAMI PLANNING DEPARTMENT
Proposal No 09-06 IMPACT OF PROPOSED AMENDMENT TO LAND USE MAP
Date: 2/18/2009 WITHIN A TRANSPORTATION CORRIDOR
AMENDMENT INFORMATION
CONCURRENCY ANALYSIS
Applicant Ben Fernandez on behalf of Tony's Standard Services, Inc.
RECREATION AND OPEN SPACE
Population Increment, Residents
85
Address: 1400 NW 27 Avenue
Space Requirement, acres
0.11
Boundary Streets: North: NW 15 St East; NW 27 Av
Excess Capacity Before Change
182.80
South: NW 14 St West: NW 29 Av
Excess Capacity After Change
182.69
Proposed Change: From: Duplex
Concurrency Checkoff
OK
To: Restricted Commercial
POTABLE WATER TRANSMISSION
Existing Designation, Maximum Land Use Intensity
Residential 0.2500 acres @ 18 DU/acre 5 DU's
Population Increment, Residents
85
Peak Hour Person -Trip Generation, Residential 4
Transmission Requirement, gpd
18,997
Other sq.ft. @ FAR 0 sq.ft.
Excess Capacity Before Change
>2% above demand
Peak Hour Person -Trip Generation, Other
Excess Capacity After Change
>2% above demand
Concurrency Checkoff
OK
Proposed Designation, Maximum Land Use Intensity
Residential 0.2500 acres @ 150 DU/acre 38 DU's
SANITARY SEWER TRANSMISSION
Peak Hour Person -Trip Generation, Residential 20
Population Increment, Residents
85
Other sq.ft. @ FAR 0 sq.ft.
Transmission Requirement, gpd
15,690
Peak Hour Person -Trip Generation, Other 0
Excess Capacity Before Change
See Note 1.
Excess Capacity After Change
See Note 1.
Net Increment With Proposed Change:
Concurrency Checkoff
WASA Permit Required
Population 85
STORM SEWER CAPACITY
Dwelling Units 33
Peak Hour Person -Trips 16
Exfiltration System Before Change
On-site
Exfiltration System After Change
On-site
Planning District Flagami
Concurrency Checkoff
OK
County Wastewater Collection Zone 315
Drainage Subcatchment Basin J1
SOLID WASTE COLLECTION
Solid Waste Collection Route 118
Population Increment, Residents
85
Transportation Corridor Name NW 27 AV
Solid Waste Generation, tons/year
109
Excess Capacity Before Change
800
RELEVANT MCNP GOALS, OBJECTIVES, AND POLICIES
Excess Capacity After Change
691
Concurrency Checkoff
OK
Land Use Goal LU -1 (See attachment 1)
TRAFFIC CIRCULATION
Land Use Objective LU -1.1
Land Use Policy 1.1.1
Population Increment, Residents
85
Capital Improvements Goal CI -1
Peak -Hour Person -Trip Generation
16
Capital Improvements Objective CI -1.2
LOS Before Change
B
Capital Improvements Policy 1.2.3 a -g
LOS After Change
B
Concurrency Checkoff
OK
NOTES: 1. Permit for sanitary sewer connection must be issued by Metro Dade Water and Sewer Authority
ASSUMPTIONS AND COMMENTS
Department (WASH). Excess capacity, if any, is currently not known.
Population increment is assumed to be all new residents. Peak -period trip
Restricted commercial: Allow residential uses (except rescue missions) to a maximum density equivalent to
generation Is based on ITE Trip Generation, 5th
Edition at 1.4 ppv average
'High Density Multifamily Residential' subject to the same limiting conditions and a finding by the Planning
occupancy for private passenger vehicles. Transportation Corridor capacities and
LOS are from Table PT -2(R1), Transportation Corridors report.
Director that the proposed site's proximity to other residentially zoned property makes it a logical extension
Potable water and wastewater transmission capacities are in accordance with
or continuation of existing residential development and the adequaled services and amenities exist in the
.Metro -Dade County stated capacities and are
assumed correct. Service
connections to water and sewer mains are assumed
to be of adequate size; if not,
.adjacent area to accommodate the needs of potential residents;bansilory residential facilities such as hotel
new connections are to be installed at owner's expense.
and motels; general office use; clinics and laboratories; as well as commercial activities that generally serve the
Recreation/Open Space acreage requirements
are assumed with proposed
daily retailing and service needs of the public, and often located along arterial or collector roadway, which
change made,
include: general retailing, personal and professional services, real estate, banking, restaurants, saloons and
cafes, general entertainment facilities, private clubas and recreation facilities, major sports and exhibition or
entertainment facilities and other commercial activities whose scale and land use impacts are similar in nature of
those uses described above, auditoriums, libraries, convention facilities, places of workship, and primary and
secondary schools. This category also includes commercial marinas and living quarters on vessels as permissible.
Allow a maximum lot floor ratio FUR) of 7.0 times the net lot area of the subject property such FLR maybe incre
ased upon compliance with the detail provisions of the applicable land development regulations•however, FLR
may not exceed a total FLR of 11.0 times the net lot area of the subiecl property. Properties designated as
Restricted Commercial in the Urban Central Business District and Buenavista Yards regional Activity Center
allow a maximum floor area lot ratio (FLR) of 37.0 times the not lot area of the subject property
CM—1 IN 03/13/90